Real Estate Investing in Buttonwillow, California (93206)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93206 (Buttonwillow, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.6% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 25.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Buttonwillow, CA (93206)?
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Market Analysis: 93206 Buttonwillow
The 93206 ZIP in Buttonwillow, CA is a local-operator market. Outside capital chasing a $237K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $237K asset, 93206 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 93206 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A robust renter share of 56% in 93206 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 93206 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Buttonwillow:
Property Strategy for 93206
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $174,586 | $1,280 | 5.3% | +3.9% | $87,293 |
| 3BR | $247,286 | $1,780 | 5.2% | +7.1% | $82,429 |
Market Trends
Home Value History (with trend line)
📊 How Does 93206 Compare?
| Metric | 93206 | Buttonwillow | Bakersfield, CA | California |
|---|---|---|---|---|
| Home Value | $237,033 | $237,033 | N/A | $761,003 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 5.7% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93206 (Buttonwillow, CA). Anonymous, moderated, never written by AI.
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Property managers serving Kern County
Manage rentals here? List your business →Aipmbakersfield.com is a premium expired .com domain for sale on GoDaddy. summary from their website
Mashcole Property Management, Inc. is a full-service property management company serving Los Angeles, Long Beach, Calabasas, Torrance, San Fernando Valley, Orange County, Downey, Anaheim, Riverside Co summary from their website
Coming Soon re-synergy.com We're under construction. Please check back for an update soon. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $237,033 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 93206
Population: 1,953
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 93206
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the median home value in Buttonwillow, CA?
Expect median prices around $237K in Buttonwillow, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What approach is best for Buttonwillow, CA real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Buttonwillow, CA. The numbers - $237K homes against $1,152/mo rents - support that play.
What kind of tenants rent in Buttonwillow, CA?
Buttonwillow, CA offers a consistent renter base at the $1,152/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking work in Buttonwillow, CA?
House hacking in Buttonwillow, CA is reasonable to execute. Prices around $237K and rents of $1,152/mo solid owner-occupant economics.
What is it like being a landlord in Buttonwillow, CA?
CA law tenant-protective for landlords, and Buttonwillow inherits those rules. Investors should still review local ordinances for rental licensing.
You know 93206 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93206 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 93206 ranks in Bakersfield, CA
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